Three countries, three tax systems
Tax law treats property owners differently based on individual circumstances and statutory restrictions. Our calculators model the main rules for individual landlords:
- United Kingdom: Under Section 24 (ITTOIA 2005 s.274AA), mortgage interest is not deductible from rental profit; individual landlords receive a basic-rate tax credit instead. We calculate the three-way cap, the personal allowance taper above £100,000, and the upcoming 2027/28 property income tax rates (22%, 42%, 47%). See our UK Yield Calculator, UK Cash Flow Tool, Section 24 Guide, and limited company guide.
- United States: Rental property reported on Schedule E is subject to 27.5-year straight-line depreciation under the MACRS mid-month convention (IRC §168), the $25,000 active-participation passive loss allowance and its phase-out (IRC §469), and the tax on unrecaptured section 1250 gain when you sell. See our US Rental Yield Calculator, Schedule E Tax Calculator, Schedule E Guide, and depreciation recapture guide.
- Australia: Governed by the Treasury Laws Amendment (Tax Reform No. 1) Act 2026, negative gearing losses are quarantined for post-12 May 2026 purchases from the 2027–28 income year, while capital gains tax transitions from the 50% discount to cost-base indexation and a 30% minimum tax. See our Australian Yield Tool, Negative Gearing Calculator, Negative Gearing Guide, and land tax guide.
The four core planning tools
Each country has four calculators built on the same engine:
- Gross vs Net Yield: Compare top-line yield with net yield after factoring in vacancies, letting agent commissions, insurance, service charges, and running costs.
- After-Tax Calculator: Calculates the additional tax liability caused by your property by modelling your other income (salary/pension) and layering rental profits on top.
- Cash Flow & IRR Projection: Multi-year projection including monthly loan amortisation (interest-only or repayment), Stamp Duty / purchase costs in cash invested, annual cash-on-cash return, and after-tax internal rate of return.
- Hold vs Sell Analysis: Compares your terminal wealth if you sell today (after mortgage payoff, selling fees, and capital gains tax) versus holding for an extended horizon.
How we check the numbers
YieldAfter publishes and maintains every page on this site. Tax rates and thresholds come from official sources (HMRC, the IRS, the ATO and state revenue offices), each saved and cited on the methodology page, and the calculators are tested against published worked examples before release. Calculations run in your browser, and your inputs are never stored on a server.
State-by-state Australian property tax
For Australian property investors, stamp duty on acquisition and annual land tax during ownership vary drastically across the eight states and territories. Explore our dedicated state calculators for New South Wales, Victoria, Queensland, Western Australia, South Australia, Tasmania, ACT, and the Northern Territory.
Questions landlords ask
Why does YieldAfter calculate after-tax returns rather than gross yield?
Gross yield only measures rent against price. Two landlords purchasing identical properties can experience completely different returns depending on their mortgage financing, salary tax bands, and local tax legislation. After-tax return shows what you actually keep.
Does YieldAfter store my financial inputs?
No. Calculations run in your browser, there are no accounts or logins, and we do not receive your inputs on a server.
How do I know when tax rules were last checked?
Each country's rules carry a version and a review date, shown in the footer, and every change is logged on the changes page. Every rule cites its source.
Is YieldAfter a lender or an accountancy firm?
No. YieldAfter is an independent planning tool, not a mortgage lender, broker, or registered tax adviser.